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AGENDA ITEM:

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TO: / PLANNING COMMITTEE
DATE: / 11 MAY 2005
REPORT OF: / HEAD OF BUILDING AND DEVELOPMENT SERVICES
AUTHOR: / JOHN FORD
APPLICATION NO: / 05/00510/F / WARD: / CHW / RECEIVED: / 02/03/05
APPLICANT: / MR & MRS S CHURCHILL / AGENT: / DAVID J WOOD
LOCATION: / LAND AT STARROCK FARM, STARROCK LANE
DESCRIPTION: / LEAN -TO EXTENSION TO AN EXISTING DUTCH BARN FOR THE STORAGE OF AGRICULTURAL MACHINERY AND EQUIPMENT
DRAWING NUMBERS: / 219/1

This application is referred to the Committee by Cllr Circus because of widespread local concern about the proposal

SUMMARY

This is a full application for a lean-to extension to an already approved and constructed agricultural building on a farm holding, in design and materials similar to that of the existing structure. The site is within the Metropolitan Green Belt and an Area of Great Landscape Value.

Issues arising are the appropriateness of the development in the Green Belt, impact on the amenities of the AGLV and neighbouring properties and highway/traffic implications. It is concluded in the report that the proposed extension is not an inappropriate development in the Green Belt as it is necessary for the purposes of agriculture for the existing farming business on the site. Moreover the proposal would have no undue impact on the amenities of the locality or of neighbours or create additional unacceptable traffic difficulties. Accordingly it is recommended that permission be granted.

RECOMMENDATION

Planning permission is GRANTED.


Consultations:

Agricultural Adviser: the proposal is reasonably necessary for the purposes of agriculture for the farming business. As the business relies heavily on rented land, suggests conditions limiting the use of the building to the current business and/or owner and requiring its removal in the event of the owner disposing of the property or ceasing to trade.

(Comment: the proposed lean-to would be attached to and be additional floorspace for a barn which is permitted development and would, under the terms of the Town and Country Planning (General Permitted Development) Order 1995 (as amended) need to be removed should its agricultural use cease.)

Chipstead Village Preservation Society: barn already larger than required.

Highway Authority. No objections.

Representations:

Neighbours were notified by letter dated 04/03/05, and site notice posted 07/03/05. Eighteen letters received raising the following issues:

Issue / Number / Response
Harm to Green Belt/rural area / 5 / See paragraphs 5.2 - 5.4
Increase in traffic/congestion / 4 / See paragraph 5.8
Loss of private view / 1 / See paragraph 5.5
Loss of/harm to trees / 1 / See paragraph 5.4
No need for development / 9 / See paragraph 5.3
Noise and disturbance / 1 / See paragraph 5.5
Suspected future non-agricultural use of barn / 11 / See paragraph 5.7 and condition no. 3
Overdevelopment / 1 / See paragraph 5.6

1.0 Site and Surroundings

1.1  The application relates to a site on the south side of Starrock Lane within the Metropolitan Green Belt and within an Area of Great Landscape Value, on a holding which has a total area of nearly 28 hectares laid to permanent pasture. Of this holding 4.65 hectares are owned and occupied by the applicant, the remainder is land under two tenancies. In the vicinity of the proposed building are a small pole barn used for hay storage and stable buildings. The holding is registered with DEFRA. Some of the land is used for the grazing of horses, all kept for personal recreation. Use of land for the grazing of horses in connection with a trade or business, as opposed to their being kept on the land and fed wholly or primarily by other means, is an agricultural activity. The holding is stocked with 23 sheep,13 suckler cows plus calves, 3 steers being fattened for beef and 1 bull calf. The applicants intend to buy-in some store lambs later in the year for finishing and to increase the suckler cow herd to 40 over the next three to four years. There are also 4 tractors and other agricultural machinery on the site.

2.0 Relevant History

2.1 Relevant planning history is as follows:

04/01315/AGD / Erection of an agricultural/general purpose timber barn / Prior approval of siting and design not required 22/06/04.
04/02063/F / Proposed cattle yard and the relocation and reconstruction of an all-weather manege / Granted 14/10/04.
04/02967/AGD / Construction of farm roadway / Prior approval of siting and means of construction not required 06/01/05.
05/00483/F / Relocation of already approved cattle yard / Granted 04/04/05.
05/00484/F / Enlargement of existing and approved all weather manege / Granted 04/04/05
05/00509/F / Field shelters for the use of horses and other grazing livestock / Under consideration.

3.0 Current Proposal

3.1  This application is for a lean-to extension to the north side of the agricultural building approved under application no. 04/01315/AGD, to be located towards the southern boundary of the holding approximately 120 metres to the east of Starrock Lane and adjoining an existing smaller pole barn. The extension, 3.5 metres high maximum, would abut the approved barn and would be of concrete block walling and corrugated fibre cement sheeted roof, matching the external materials on the parent building. The applicant states that the proposed extension is required in connection with the projected increase in the numbers of livestock on the holding calling for additional storage volume for both fodder and bedding, presently occupied by the machinery and implements. The machinery and implements would then be accommodated in the proposed lean-to.

4.0 Policy Context

4.1 Local Plan Designation

Metropolitan Green Belt/Area of Great Landscape Value

4.2 Surrey Structure Plan 2004
The Location of Development / LO4
Sustaining the Environment / SE8
4.3 Reigate and Banstead Borough Local Plan First Alteration 2005
Landscape and Nature Conservation / Pc1
Metropolitan Green Belt / Co1, Co2

4.4 Other Material Considerations

Planning Policy Guidance Notes / PPS1, PPG2, PPS7
Other / Human Rights Act 1998

5.0 Principal Issues

5.1 The main issues to consider are:

·  Appropriateness of the development in the Green Belt

·  Impact on the character and appearance of the AGLV

·  Neighbour amenity

·  Highway/traffic implications

Appropriateness of the development in the Green Belt

5.2  Planning Policy Guidance Note (PPG) 2: Green Belts advises that construction of new buildings inside a Green Belt is inappropriate to and by definition harmful to the Green Belt unless it is for certain specific and closely defined purposes. These include for agriculture and forestry and essential facilities for outdoor sport and recreation (eg small stables).

5.3 The land has been allocated a farm holding number by DEFRA, fencing has been erected to all the fields and water laid on to drinking troughs, the grass sward has been inproved, additional farm machinery bought and numbers of livestock increased. The Council's Agricultural Adviser has already opined that the land in question is being used for agriculture and is so used for the purposes of a trade or business. In his comments on this application, he concludes that the proposed building is reasonably necessary for the purposes of agriculture for the farming business. The proposed building is required in connection with this agricultural holding and therefore is not inappropriate development in the Green Belt.

Impact on the character and appearance of the AGLV

5.4  The site is within an Area of Great Landscape Value. The proposed extension to the approved barn would meet the essential requirements of agriculture. The proposal would form an addition to an existing approved building, would be of appropriate external finishes and would be located alongside a field boundary in a cluster of other existing farm buildings, so that its visual impact would be mitigated. It would not involve the felling of any trees. Consequently the proposal is considered to be in accord with development plan policies Pc1 and SE8.

Neighbour amenity

5.5  The nearest residential properties are approximately 200m away from the proposed extension, to the west side of Starrock Lane which has a dense tree screen along its east side. It is not considered that the proposal would impinge on the amenities of these dwellings as regards noise/disturbance, overlooking, overshadowing or being overly dominant. Residents’ outlook would be changed to their seeing a new structure from afar, but no one has the right to a view.

5.6  Local residents have expressed concern about the number of development proposals for this part of the applicant’s holding and that this would constitute overdevelopment. Each application must be considered on its own merits (see Relevant History above) and in any case these (in some instances small scale) proposals are not considered to amount to overdevelopment.

5.7 There also appears to be local suspicion that the proposed extension would be used for non-agricultural purposes, for the applicants’ equine pursuits. The extension would form part of an agricultural building erected in pursuit of permitted development rights, subject to a condition (in the General Permitted Development Order) that the building be removed if its agricultural use ceases. A condition could also be imposed on any permission for the extension that it be used for agricultural purposes only.

Highway/traffic implications

5.8 There is no change to the means of access to the site proposed (a farm road from the existing southern access to Starrock Lane has been constructed as permitted development) and the Highway Authority has raised no concerns about the traffic situation in Starrock Lane resulting from the development as the proposal is effectively to provide cover for equipment which could legitimately already be stored on site.

CONDITIONS

1. The development hereby permitted shall be begun before the expiration of five years from the date of this permission.

Reason:

To comply with Section 91(1) of the Town and Country Planning Act 1990.

2. No development shall take place until samples of the materials to be used in the construction of the external surfaces, including fenestration and roof, have been submitted to and approved in writing by the Local Planning Authority, and on development shall be carried out in accordance with the approved details.

Reason:

To ensure that a satisfactory external appearance is achieved for the development with regard to Reigate and Banstead Borough Local Plan First Alteration 2005 policies Pc1, Co1 and Co2.

3. This permission is granted for the erection of the lean-to extension for so long as it is required and used in connection with agriculture as defined in the Town and Country Planning Act 1990 (as amended) and in connection with the agricultural holding as edged in blue on the 1:2500 scale plan dated 2 March 2005, and within six months from the date on which the lean-to extension ceases to be so required and used it shall be removed and the site reinstated to the approval of the Local Planning Authority.

Reason:

The site is within the Metropolitan Green Belt where the building, unless it were for agricultural purposes, would constitute inappropriate development and would not normally be permitted, in compliance with policies Co1 and Co2 of the Reigate and Banstead Borough Local Plan First Alteration 2005 and policy LO4 of the Surrey Structure Plan 2004.

REASON FOR PERMISSION

The development hereby permitted has been assessed against development plan policies LO4, Pc1, Co1 and Co2, and material considerations, including third party representations. It has been concluded that the development is in accordance with the development plan and there are no material considerations that justify refusal in the public interest.